51 Lincoln Ave · Stamford, CT 06902

$900,000

4 bd · 3.0 ba · 2,520 sqft · MultiFamily public records · 67 Days on market

Built 1928 3,920 sqft lot $357/sqft · at area comps Est $920k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.4/30.0
• ARV discount +8.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity in the heart of Stamford! This spacious multi-family property at 51 Lincoln Ave features two 3-bedroom, 1-bath units, plus a finished basement with 2 bedrooms and 1 bath-offering flexibility for a variety of uses. The large driveway provides ample parking, and the prime location near Downtown, shopping, and dining adds to its appeal. Perfect for investors seeking strong cash flow or owner-occupants looking to offset their mortgage-this property offers endless potential.

Key facts

• Large driveway
• Finished basement
• Prime location

Tags

• MULTI-FAMILY PROPERTY
• FINISHED BASEMENT
• LARGE DRIVEWAY
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $844k (6.2% below list).
• Recommended offer: $844k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Stamford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 188 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $8,445/mo this rent would consume 107% of the median local household income ($95k/yr) (locally 4139% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $844,500 (6.2% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (median comp): $919,558
• List price: $900,000
• Delta: -2.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
656 Cove Rd	0.74mi	4/3.0	2,484 (-1%)	3mo	$865,000	$348	60
321 Glenbrook Rd	0.46mi	4/2.0	2,366 (-6%)	14mo	$855,000	$361	53
137 Wardwell St	0.74mi	4/3.0	2,456 (-2%)	24mo	$785,000	$320	41
31 Weed Ave	0.71mi	4/2.0	2,416 (-4%)	19mo	$900,000	$373	40
32 Palmer Ave	0.67mi	3/2.0 (-1)	2,145 (-15%)	12mo	$650,000	$303	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-94,595
• Equity at exit: $134,193

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-40,981
• Equity at exit: $77,816

Cash invested: $252,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06902

• Rents YoY: 1.9%
• Active inventory: 188
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $8,445 high
• Mortgage (P&I): −$4,720
• Tax from tax record: −$575 /mo · $6,904/yr
• Insurance: −$375
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,773
• Net cashflow: $946

Break-even live

Break-even rent $7,248

Max offer price $900,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,455	-5% $1,201	+0% $946	+5% $691	+10% $437
Rent	-10% $279	-5% $612	+0% $946	+5% $1,280	+10% $1,613
Rate	-1.0pp $1,399	-0.5pp $1,175	base $946	+0.5pp $713	+1.0pp $476

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,840
1× unit	2	1	$2,604
Total (3 units)			$8,445

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Glenbrook Rd Stamford, CT	1.0–3.0	1.0–2.0	1331	$4,462	$3.35	12d	8	0.45mi
100 Hope St #5 Stamford, CT	3.0	3.0	2608	$4,500	$1.73	24d	1	0.53mi
45 Highland Rd #45 Stamford, CT	3.0	2.5	1800	$4,100	$2.28	44d	1	0.59mi
130 Forest St #130 Stamford, CT	3.0	2.5	2390	$4,500	$1.88	15d	1	0.59mi
70 Forest St Stamford, CT	3.0	3.5	3265	$12,500	$3.83	3d	4	0.72mi
59 Rock Spring Rd #28 Stamford, CT	3.0	2.5	2783	$3,800	$1.37	20d	1	0.75mi
13 Parker Ave Stamford, CT	3.0	1.5	1898	$3,400	$1.79	4d	1	0.78mi
10 Elmwood St Stamford, CT	3.0	2.0	3350	$4,250	$1.27	20d	1	0.83mi
30 Dora St Stamford, CT	4.0	2.0	1800	$4,950	$2.75	11d	1	0.87mi
237 Strawberry Hill Ave #42 Stamford, CT	3.0	3.5	2870	$4,300	$1.50	15d	1	0.96mi
57 Dean St Stamford, CT	3.0	2.0	1766	$3,900	$2.21	44d	1	0.99mi
57 Dean St #4 Stamford, CT	3.0	2.5	1766	$3,900	$2.21	44d	1	0.99mi
184 Summer St Stamford, CT	3.0	1.0–2.5	1138	$4,299	$3.78	44d	18	1.07mi
88 Maple Tree Ave Unit E Stamford, CT	3.0	2.5	3505	$5,600	$1.60	44d	1	1.07mi
22 Union St Unit 1st Floor Stamford, CT	3.0	2.5	2130	$4,300	$2.02	24d	1	1.08mi
105 Dean St Unit A Stamford, CT	3.0	2.5	1821	$4,600	$2.53	45d	1	1.08mi
112 4th St Stamford, CT	4.0	4.0	2998	$5,550	$1.85	15d	1	1.17mi
3 Kelsey St Darien, CT	4.0	3.5	2385	$10,000	$4.19	44d	1	1.21mi
1450 Washington Blvd Stamford, CT	3.0	1.0–2.5	1188	$4,500	$3.79	24d	1	1.21mi
1725 Summer St #1 Stamford, CT	3.0	3.5	1880	$4,800	$2.55	22d	1	1.24mi
80 Soundview Dr Stamford, CT	5.0	3.5	3654	$15,000	$4.11	11d	1	1.27mi
98 Soundview Dr Stamford, CT	4.0	3.0	2024	$7,200	$3.56	3d	1	1.30mi
90 Linden Ave Darien, CT	3.0	2.0	1784	$7,500	$4.20	4d	1	1.31mi
82 Rippowam Rd Stamford, CT	3.0	2.5	2555	$6,999	$2.74	3d	1	1.37mi
1093 Shippan Ave Stamford, CT	4.0	2.0	2500	$5,950	$2.38	44d	1	1.48mi
584 Hope St #7 Stamford, CT	3.0	3.5	2366	$4,950	$2.09	4d	1	1.49mi

Listing history 22 events

1. 2026-06-09
   days on market $900,000 Active 67 DOM
2. 2026-06-08
   days on market $900,000 Active 66 DOM
3. 2026-06-07
   days on market $900,000 Active 65 DOM
4. 2026-06-05
   days on market $900,000 Active 62 DOM
5. 2026-06-03
   days on market $900,000 Active 61 DOM
6. 2026-06-03
   days on market $900,000 Active 60 DOM
7. 2026-06-01
   days on market $900,000 Active 59 DOM
8. 2026-05-31
   days on market $900,000 Active 58 DOM
9. 2026-04-04
   listed $900,000 Active 492-char remark

   Show marketing remark (492 chars)

   Great opportunity in the heart of Stamford! This spacious multi-family property at 51 Lincoln Ave features two 3-bedroom, 1-bath units, plus a finished basement with 2 bedrooms and 1 bath-offering flexibility for a variety of uses. The large driveway provides ample parking, and the prime location near Downtown, shopping, and dining adds to its appeal. Perfect for investors seeking strong cash flow or owner-occupants looking to offset their mortgage-this property offers endless potential.

10. 2024-11-26
    soldstatus $800,000 Closed 483-char remark

    Show marketing remark (483 chars)

    Attention all, amazing investment for investors looking for an investment gem in the city of stamford or new owner looking to occupy this huge property 51 Lincoln Ave. First floor boasts 3 Bedroom and 1 bathroom with second floor boasting 3 bedroom and 1 bathroom. Basement has another 2 bedrooms/1 Bathroom. House has huge driveway for many parking spots and ample space all around house. Lastly location is phenomenal being near many amenities from Downtown Stamford and much more.

11. 2024-10-09
    status Under Contract 483-char remark

    Show marketing remark (483 chars)

    Attention all, amazing investment for investors looking for an investment gem in the city of stamford or new owner looking to occupy this huge property 51 Lincoln Ave. First floor boasts 3 Bedroom and 1 bathroom with second floor boasting 3 bedroom and 1 bathroom. Basement has another 2 bedrooms/1 Bathroom. House has huge driveway for many parking spots and ample space all around house. Lastly location is phenomenal being near many amenities from Downtown Stamford and much more.

12. 2024-10-09
    historical Under Contract - Continue to Show 483-char remark

    Show marketing remark (483 chars)

    Attention all, amazing investment for investors looking for an investment gem in the city of stamford or new owner looking to occupy this huge property 51 Lincoln Ave. First floor boasts 3 Bedroom and 1 bathroom with second floor boasting 3 bedroom and 1 bathroom. Basement has another 2 bedrooms/1 Bathroom. House has huge driveway for many parking spots and ample space all around house. Lastly location is phenomenal being near many amenities from Downtown Stamford and much more.

13. 2024-08-29
    listed $799,000 Active 483-char remark

    Show marketing remark (483 chars)

    Attention all, amazing investment for investors looking for an investment gem in the city of stamford or new owner looking to occupy this huge property 51 Lincoln Ave. First floor boasts 3 Bedroom and 1 bathroom with second floor boasting 3 bedroom and 1 bathroom. Basement has another 2 bedrooms/1 Bathroom. House has huge driveway for many parking spots and ample space all around house. Lastly location is phenomenal being near many amenities from Downtown Stamford and much more.

14. 2015-04-17
    soldstatus $337,500
15. 2015-03-16
    historical
16. 2015-02-12
    listed $339,900
17. 2008-05-01
    soldstatus $600,000
18. 2007-09-24
    soldstatus $545,000
19. 2007-09-18
    soldstatus $545,000
20. 2007-06-14
    listed $580,000
21. 2002-10-15
    soldstatus $361,000
22. 2002-07-22
    listed $349,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $6,904 · $575/mo
• Projected year-2 tax: $13,082 · $1,090/mo
• Expected delta: +$6,178/yr (+$515/mo · 89.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $101,340
• − Mortgage interest: −$50,414
• − Property taxes: −$6,904
• − Insurance: −$5,166
• − Repairs & maintenance: −$8,107
• − Management: −$8,107
• − Depreciation: −$26,182
• Taxable loss: −$3,541
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $12,201/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

Amenities F Commute F Cost of living F Crime A- Employment A+ Housing B Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 4%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• Metro: Bridgeport-Stamford-Norwalk, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+157.2% since first listed

14 events — show timeline

• 2026-04-04 Listed $900,000 Smart MLS
• 2024-11-26 Sold (MLS) $800,000 Smart MLS
• 2024-10-09 Pending — Smart MLS
• 2024-10-09 Contingent — Smart MLS
• 2024-08-29 Listed $799,000 Smart MLS
• 2015-04-17 Sold (MLS) $337,500 Smart MLS
• 2015-03-16 Listing Removed — Smart MLS
• 2015-02-12 Listed $339,900 Smart MLS
• 2008-05-01 Sold (Public Records) $600,000 Public Records
• 2007-09-24 Sold (Public Records) $545,000 Public Records
• 2007-09-18 Sold (MLS) $545,000 Smart MLS
• 2007-06-14 Listed $580,000 Smart MLS
• 2002-10-15 Sold (MLS) $361,000 Smart MLS
• 2002-07-22 Listed $349,900 Smart MLS

Property tax history

+5.9%/yr

Latest (2022): $6,904 · +0.9% YoY. Source: county tax records.